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HomeMy WebLinkAboutFRONT RANGE COMMUNITY COLLEGE SOUTH PARKING LOT EXPANSION - SPAR - SPA130004 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESARCHITECTURE URBAN DESIGN INTERIOR DESIGN 10/8/2013 Page 1 of 11 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131008 - SPAR Submittal\Written Documents\A Statement of Planing Objectives.docx DENVER BOULDER COLORADO SPRINGS DENVER PHONE: 303.861.5704 3003 LARIMER STREET FAX: 303.861.9230 DENVER, COLORADO 80205 WWW.OZARCH.COM October 8th 2013 Seth Lorson City Planner City of Fort Collins 281 N. College Avenue Fort Collins, CO 80522 RE: SPAR Submittal - Front Range Community College – Southwest Parking Lot Dear Mr Lorson: On behalf of Front Range Community College, we are submitting a proposed development plan for a new parking lot just southwest of the existing campus parking. The new lot will provide approximately 415 additional parking spaces for the Front Range Community College’s (FRCC) Larimer Campus. The proposed development will happen in two phases. The initial phase one will provide approximately 250 parking spaces to account for existing spaces lost on the campus when the new Integrated Technology Building is constructed over existing parking. The second phase of parking is only anticipated to be needed when the school gets funding for additional facilities to meet the balance of the space deficiencies identified in the 2012 Master Plan Update. In this letter and the appropriate plans and documents included with this submittal, we are providing the information requested for the SPAR Submittal. STATEMENT OF PLANNING OBJECTIVES: Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: To meet the changing needs of our students and the community, Front Range Community College has developed a Larimer Campus facilities master plan with multiple goals. Some of these goals are to create efficiency with physical resources (more sustainable), be safe, maintain a secure clean and comfortable campus, and create sense of place. These goals and others closely align with the City Plan Principals and Policies. In addition, the campus employs local residents and promotes the economic health of the community by educating over 10,000 students each year, the majority of whom are Fort Collins residents and many of whom become key members of the local workforce. The college has strong relationships with the public schools in the area, including providing technical training to 400 high school students each year, and maintains strong partnerships with businesses within the community. FRCC also values the open space they have on the campus, and they see the value that those spaces provide to their community FRCC has carefully considered expanding parking on to newly purchased land rather than developing on the small amounts of open space on the existing campus property.. The campus maintains a storm water management strategy and is mindful of the impacts of their development on the city infrastructure which is in line with the city plan environmental policies. FRCC’s development of the new 8 acre property encourages infill within the developed area and growth management of its campus. The school encourages pedestrian and bicycle traffic on the paths along the perimeter of the site. The campus creates an inviting destination for community members to gather with its nature path and library on campus. FRCC promotes a safe campus for its students and staff. Access to the walking trail around the campus provides a great wellness amenity to students, staff and community members. Front Range Community College Southwest Parking Lot SPAR Submittal – City of Fort Collins 10/8/2013 Page 2 of 11 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131008 - SPAR Submittal\Written Documents\A Statement of Planing Objectives.docx Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. The proposed plan includes a substantial buffer of natural habitat space on either side of the existing irrigation ditch that runs through the site of the proposed parking. Additionally 100 foot setbacks are being provided from the adjacent residential properties to the east. This set back will include some dense landscape vegetation and land berming to screen the neighbor’s view of the new parking lot. The site south of the ditch will remain in its natural state. There are many existing mature trees adjacent to the ditch that will remain as well. Improvements will be made to the existing unimproved foot path that runs along the east edge of the property and connects to existing improved paths on the FRCC campus. The development will follow city plan use code along shields and provide the required screening and vegetation planting along Shields Street. Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. FRCC will be the primary owner of the public and private open space areas and there are currently no other intentions with regard to ownership. The campus will maintain the new development and existing natural vegetation to remain on the site. Estimate of number of employees for business, commercial, and industrial uses Front Range Community College’s Larimer Campus currently employs 267 full time faculty and staff and also has 548 part time employees. The current enrollment for the fall semester is 6,364 students, the previous summer semester enrollment was 1,779 students and last spring semester they had 6,673 students. Description of rationale behind the assumptions and choices made by the applicant. The current campus is developed with most of the buildings located on the north side of the campus, centered east-west. The campus has little room to grow and in order to develop the campus to meet current space deficiencies, existing parking lots will be constructed over. This is to help preserve existing open space buffers within the campus. Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. The development anticipates a substantial buffer on either side of the existing irrigation ditch to help reduce any impacts this parking lot may have on the ditch. All existing mature trees on the site will be preserved to reduce impacts of wildlife that may be present in them. Landscaped buffers adjacent to the new parking lot will provide areas of natural habitat to encourage wildlife habitation. Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. At this time we haven’t received the formal meeting notes on the comments provided at the neighborhood meeting. The biggest concerns with regards to the parking lot expansion were landscape buffering to the residences and screening the parking lot. This has been addressed by following the city plan use code requirements for screening of parking lots, and minimum setbacks have been exceeded. The other concern with regard to the parking lot was the environmental impacts of the development. An ecological characterization study of the site is included in this submittal. The mindful development around the existing ditch, providing the buffers and protecting the existing trees all help to reduce the impacts on the existing features. Additionally, a drainage study has been completed to help provide guidance for managing storm water retention and drainage on site. Name of the project as well as any previous name the project may have had during Conceptual Review. Front Range Community College Southwest Parking Lot SPAR Submittal – City of Fort Collins 10/8/2013 Page 3 of 11 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131008 - SPAR Submittal\Written Documents\A Statement of Planing Objectives.docx FRCC is calling this project the Southwest Parking Lot. When the original conceptual review was submitted it was titled FRCC Campus Master Plan. After the initial concept review meeting with city staff, we reduced the scope to only include the southwest parking lot and the new Integrated Tech Building. After the neighborhood review meeting on October 2nd 2013, FRCC decided that we would only be pursuing SPAR review of the southwest parking lot at this time. The College will submit the proposed Integrated Technology Building in a subsequent SPAR package. Response Letter addressing each of the applicable issues raised in the conceptual review letter. Department: Zoning, Contact: Peter Barnes 1. The new parking lot should comply with the landscape and design standards in Sections 3.2.1 and 3.2.2 of the Land Use Code. If parking lot lighting is proposed, the lighting plan should comply with Sec. 3.2.4 of the Land Use Code. Noted Department: Water-Wastewater Engineering, Contact: Roger Buffington 1. Water and wastewater services for this site are provided by the Fort Collins-Loveland Water District and the South Fort Collins Sanitation District. The Districts can be contacted at (970) 226-3104. Noted Department: Transportation Planning, Contact: Seth Lorson 1. TRAFFIC : FRCC master plan No TIS is required as the changes are not expected to increase existing traffic Please provided a memo providing that the changes are not expected to generate additional traffic. Noted see memo within this document. Department: Stormwater Engineering, Contact: Glen Schlueter 1. Since the FRCC only requires a Site Plan Advisory Review the process is a little different than normal development within the City. However since FRCC has indicated they want to comply with the drainage requirements and the drainage does enter into the City's drainage system I will give some of the same comments as for any development site in the City. Noted 2. If FRCC pays Stormwater fees, the fees will be adjusted as more impervious area is added to the site. It would be good to document how much impervious are there is now on an exhibit showing the areas and listing them in a table on the exhibit. FRCC as a state entity is not responsible for these fees. 3. FRCC does have a drainage master plan so it will need to be updated. Normally a drainage report, erosion control report, and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The drainage report must address the four-step process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage facilities need to be prepared by the drainage engineer and there is a final site inspection required when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. The erosion control report requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. Noted 4. Onsite detention and water quality treatment requirements do apply and have already been discussed with your drainage consultant. Fort Collins does normally require fifty percent of the site runoff to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3 – Best Front Range Community College Southwest Parking Lot SPAR Submittal – City of Fort Collins 10/8/2013 Page 4 of 11 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131008 - SPAR Submittal\Written Documents\A Statement of Planing Objectives.docx Management Practices (BMPs). (http://www.fcgov.com/utilities/business/builders-and- developers/development-forms-guidelines-regulations/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. Noted 5. Also Low Impact Development (LID) requirements went into effect March 11, 2013. These require a higher degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information. There is also more information on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm?goback=.gde_4605732_member_219392996 Noted 6. The design of this site must conform to the drainage basin design of the Mail Creek Master Plan Update as well the Fort Collins Stormwater Manual. Noted Department: Fire Authority, Contact: Jim Lynxwiler, FIRE LANES 1. It would appear that adequate fire lanes are not currently provided in all areas of this expansion project. Also, please advise if any of the expansion projects will result in buildings over 30' in height as additional code requirements apply (see below). 06IFC 503.1.1: Fire Lanes shall be provided to within 150' of all portions of the building, as measured by an approved route around the exterior of the building. When fire lanes cannot be provided, the fire code official is authorized to increase the dimension of 150 feet if the building is equipped throughout with an approved, automatic fire-sprinkler system. The revised scope for the SPAR review doesn’t include any structures. It is difficult to determine which of these comments are directed at the parking lot. We are making assumptions that most of the comments are regarding the new building. Please advise if there are areas of concern from the fire authority with regard to the parking lot only. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width* & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. 2006 International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. *STRUCTURES EXCEEDING 30' (OR THREE OR MORE STORIES) IN HEIGHT In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 30 foot wide minimum on at least one long side of the building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. 2006 International Fire Code Appendix D; Poudre Fire Authority Administrative Policy 85-5 Front Range Community College Southwest Parking Lot SPAR Submittal – City of Fort Collins 10/8/2013 Page 5 of 11 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131008 - SPAR Submittal\Written Documents\A Statement of Planing Objectives.docx 2. WATER SUPPLY 06IFC 508.1 and Appendix B: Hydrant spacing and flow must meet minimum requirements based on type of occupancy. Commercial hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. N/A 3. FIRE CONTAINMENT Buildings exceeding 5000 square feet shall be sprinklered or fire contained. If containment is used, the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation. N/A 4. PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM New buildings or building additions that cause the building to be greater than 50,000 square feet will require a fire department, emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by the Poudre Fire Authority. Poudre Fire Authority Bureau Admin Policy #07-01 N/A 5. FDC Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department. 2006 International Fire Code 912.2 N/A 6. KEY BOXES REQUIRED Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in approved location(s) on every new building equipped with a required fire sprinkler or fire alarm system. The top shall not be higher than 6 feet above finished floor. 2006 International Fire Code 506.1 and Poudre Fire Authority Bureau Policy 88-20 N/A 7. PREMISE IDENTIFICATION New and existing buildings shall be plainly identified. Address numbers shall be visible from the street fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting background. 2006 International Fire Code 505.1 N/A 8. SECURITY GATES The installation of security gates across a fire apparatus access road shall be approved by the fire chief. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times. 2006 International Fire Code 503.6 Noted – Any gates installed at access points to the new parking lot will be reviewed with the PFA and will provide appropriate emergency operation. 9. 2012 IFC CODE ADOPTION Front Range Community College Southwest Parking Lot SPAR Submittal – City of Fort Collins 10/8/2013 Page 6 of 11 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131008 - SPAR Submittal\Written Documents\A Statement of Planing Objectives.docx Be advised, the Poudre Fire Authority and the City of Fort Collins are currently in the process of reviewing the 2012 International Fire Code in preparation for its adoption in 2014. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. Per the letter sent to Seth Lorson from Julia Fitzpatrick with FRCC, on September 16th 2013, this project will be permitted through the State Buildings Programs which have adopted newer codes. We will be design our development to those codes. Department: Environmental Planning, Contact: Lindsay Ex 1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (irrigation ditch that serves as a wildlife corridor). Please note the buffer zone standard for this feature is 50', as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process. We can have a separate discussion for scoping what should be included in this ECS. Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. Included in SPAR submittal. 2. Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Please ensure that your ECS discusses the existing vegetation and identifies potential restoration options. If it is determined to be insufficient, then restoration and mitigation measures will be required. See landscape plan included in the submittal. The intent is to the leave the existing natural vegetation in place within the buffer zone adjacent to the irrigation ditch. 3. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. Noted 4. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. As several of the trees within this site may have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221 6361) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. Noted 5. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re landscaping and reduce bluegrass lawns as much as possible. Noted Department: Engineering Development Review, Contact: Marc Virata, 1. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense. Noted 2. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for their requirements as well. Noted – see information in memo form for Traffic Study included with SPAR submittal. Front Range Community College Southwest Parking Lot SPAR Submittal – City of Fort Collins 10/8/2013 Page 7 of 11 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131008 - SPAR Submittal\Written Documents\A Statement of Planing Objectives.docx 3. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Noted 4. Civil construction plans are required with any needed public infrastructure installed in City right-of-way. If no infrastructure in City right-of-way is being installed, ideally a civil construction plan set is still submitted for approval to aid in documentation purposes for the general public. Noted 5. If public infrastructure in City right-of-way is to be installed, either a Development Construction Permit (DCP) or City Excavation Permit will need prior to starting any of the associated work. Noted 6. The City constructed road improvements to Harmony Road and Shields Street that abut the property. Typically, the City requires repayment from development/redevelopment of the local street portion of the abutting improvements, tied to a building permit. As the proposal under the SPAR process does not require this, City Engineering would still be interested in obtaining a repay for the infrastructure and would find interest in this being included in any IGA between FRCC and the City. Noted Department: Electric Engineering, Contact: Justin Fields 1. Electric development and system modification charges will apply. Contact Light and Power Engineering, 970- 221-6700, for an estimate of these charges. Noted 2. A C-1 form and 1-line diagram will need to be submitted for each new and upgraded service. The C-1 form is available at http://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf. N/A – this submittal is just for new parking lot. New parking lot lighting will be tied to existing campus lighting. 3. New transformer and meter locations will need to be coordinated with Light and Power Engineering. N/A – this submittal is just for new parking lot. New parking lot lighting will be tied to existing campus lighting. Current Planning, Contact: Seth Lorson 1. The integrated tech building should be turned 90 degrees so that the garage doors/bays face away from the neighborhood to the east. N/A – this submittal is just for new parking lot. 2. Please add additional space and landscaping between the integrated tech building and the parking lot and the neighborhood to the east (along the entire east side of the parking lot). This should have been done when this parking lot was developed. N/A – this submittal is just for new parking lot. 3. With the SPAR submittal, please provide detailed landscape plans that include berms and walls/fences; and a lighting plan that shows fixtures and poles with cut sheets and a photometric plan. Noted Front Range Community College Southwest Parking Lot SPAR Submittal – City of Fort Collins 10/8/2013 Page 8 of 11 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131008 - SPAR Submittal\Written Documents\A Statement of Planing Objectives.docx 4. The Clarendon Hills HOA has requested that the minimum foot-candle of 1.0 as required in the Land Use Code be a maximum for the proposed parking lot. FRCC is currently working with the HOA to come to an agreement on light levels in the parking lot that will minimize the impact to the adjacent neighbors, yet still provide a safe environment for students and staff that will use the lot. The current designed lighting is well below the max levels the city allows. 5. What is the phasing plan for the parking lot? When will it get paved? Summer 2014? Please see informationin development scheduled included as Exhibit A 6. The Clarendon Hills HOA is requesting a 100' buffer from their neighborhood on the southeast corner of the parking lot. Noted 7. Provide bike parking as required in 3.2.2(C)(4) of the Land Use Code. Apparently the entire campus needs to be upgraded, please confirm whether that is accurate. N/A – this submittal is just for new parking lot to compensate for parking spaces lost with other development. There are multiple existing bike parking options on campus. These numbers will be verified with development of areas central to the campus as it is not logical to provide bike parking on the perimeter of campus. 8. Timeline: The neighborhood meeting is scheduled for Oct 2.; if the SPAR is submitted by Oct. 8, then the staff review meeting will occur on Oct 30 and the proposal will be heard by the Planning and Zoning Board on Nov. 21. Noted (g) Legal description of the site. Northwest quarter of section 2, township 6 North, Range 69 West of 6th P.M., City of Fort Collins, County of Larimer, State of Colorado. (h) The name and address of each owner of property within the boundaries of the development plan area. PEAK Community Church, aka First Church of God, 500 Mathews Street, Fort Collins, CO 80524 (i) A list of names of all general and limited partners (if a partnership), all managers and directors (if a limited liability company) and/or officers and directors (if a corporation) involved as either applicants or owners of the project development plan. PEAK Community Church is not a Partnership, LLC or Corporation, but we have three officers of the Church Council: Ronald A. Kechter – Chairman, John Daharsh – Vice Chairman, and Mike Dalrymple - Secretary (j) A development schedule indicating the approximate date when construction of the project, or stages of the same, can be expected to begin and be completed, including the proposed phasing of construction of public improvements and recreational and common space areas. Please find attached in Exhibit A, the project development schedule. In addition to addressing the planning objectives we have additional notes for the items listed below. Site Plan Drawings: The plan submitted is preliminary. Final site plans will be submitted on 10/15. Subdivision Plat: This is not included with this submittal as it is not applicable. Front Range Community College Southwest Parking Lot SPAR Submittal – City of Fort Collins 10/8/2013 Page 9 of 11 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131008 - SPAR Submittal\Written Documents\A Statement of Planing Objectives.docx Architectural Elevations: These are not included with this submittal as they are not applicable; however we have included some site landscaping sections to help demonstrate the intent of screening of the new parking lot. Transportation Impact Study: Per previous discussions with the City a transportation impact study is not required. See attached letter in lieu of study included with SPAR Submittal Package. Utility Plans: At this time the utility plans for this site are in development and will be submitted on 10/15. Preliminary Drainage Report: At this time the drainage report for this site are in development and will be submitted on 10/15. Soils Report: At this time the soils report for this site needs revisions as the site development is only a parking lot. Summary pages from the original report are included but these will be revised are in development and will be submitted on 10/15. Hazardous Materials Impact Analysis: This is not applicable to this development and is not included. Explanation of any known Modifications: This is not applicable to this development. Requests for any known engineering variances: This is not applicable to this development. Letters of Intent: This is not applicable to this development. Other Information and data: This is not applicable to this development. We look forward to meeting with you and your staff to review our proposed development on October 30th. Sincerely, OZ Architecture, Inc. Rebecca Greek Project Architect